Fire Risk Assessment London | NICEIC & NAPIT Accredited Assessors
If you are responsible for a building in London, a fire risk assessment is not optional it is a legal duty. Liviosiv carries out NICEIC and NAPIT-accredited fire risk assessments across London, combining fire safety expertise with our electrical compliance background to help you meet your obligations with a report you can actually rely on.
What Is a Fire Risk Assessment?
A fire risk assessment is a structured review of your building that identifies fire hazards, works out who might be at risk, and sets out the steps needed to reduce that risk. It’s carried out under the Regulatory Reform (Fire Safety) Order 2005, and if you’re the “responsible person” for a building the owner, employer, or anyone with control over the premises — you’re legally required to have one in place and keep it up to date.
Some assessors call this a fire safety assessment, and you may also see it described as a fire safety risk assessment they all refer to the same legally required process.
Fire Risk Assessment Services
Fire Safety Certificate
Fire Door Certificate
Fire Extinguisher Services
Fire Door Installer
FRA Residential Cost
Services
Prices
Studio
£99
1-3 Bedroom
£179
4-6 Bedroom
£209
Communal Area
£159
FRA Commercial Cost
Services
Prices
Upto 3 Floor
£159
3-5 Floor
£279
5-10 Floor
£319
Whole Building
One Call
Landlords
Property Agents
Letting Agents
Property Owner
Why Fire Risk Assessments Matter in London Buildings
London’s building stock is unusually varied. A Victorian conversion in Islington, a high-rise block in Canary Wharf and a mixed-use unit on a Hackney high street all carry different fire risks, and a generic checklist rarely reflects that. A proper assessment looks at how people actually use your specific building not just what the regulations say in the abstract.
What the Law Requires (Regulatory Reform (Fire Safety) Order 2005)
The Order places the duty squarely on the responsible person to assess fire risks, keep the assessment under review, and record findings in writing. Since October 2023, this recording duty covers all findings not just the significant ones following changes introduced by the Building Safety Act 2022.
Do You Need a Fire Risk Assessment?
If any of the following applies to you, you need a fire risk assessment.
Landlord Fire Risk Assessments and HMO Owners
If you let residential property particularly Houses in Multiple Occupation you are responsible for the communal areas, and in many boroughs a landlord fire risk assessment is a condition of your HMO licence. See our dedicated HMO Fire Risk Assessment London service for the specifics.
Commercial and Office Premises
Offices, shops, warehouses and workshops all need an assessment, reviewed regularly and updated whenever the layout, use or occupancy changes. Full details on our Commercial Fire Risk Assessment London page.
Care Homes, Schools and CQC/Ofsted-Regulated Buildings
Higher-risk premises with vulnerable occupants care homes, nurseries, schools are expected to review their assessment more frequently, and both the CQC and Ofsted may ask to see it during an inspection.
Blocks of Flats and Communal Areas
If you manage or own the freehold of a block of flats, the communal areas stairwells, corridors, entrance halls fall within scope, even though individual flats generally don’t. If you specifically need a fire risk assessment report for flats, our Type 1 assessment (below) covers exactly this.
What Happens If You Don’t Have One
Operating without a valid fire risk assessment can mean enforcement notices from the London Fire Brigade, unlimited fines, and in serious cases imprisonment. It can also invalidate your insurance and complicate a property sale, since conveyancers increasingly ask for one before exchange.
Fire Risk Assessments Across Every Sector
Every type of building carries its own fire risk profile, and we tailor each of our fire risk assessments to how your specific premises is actually used not a one-size-fits-all checklist.
Offices and Corporate Spaces open-plan layouts, meeting rooms and reception areas assessed for safe evacuation routes and electrical hazards, in line with your duties as an employer. See Commercial Fire Risk Assessment London.
Warehouses and Industrial Units — storage of combustible materials, machinery safety zones, and loading-bay risks specific to industrial environments.
Retail and Shopping Premises — customer flow, stockroom compliance and clear evacuation signage for spaces with high public footfall.
HMOs and Residential Properties — shared escape routes, fire door integrity and detection systems across multi-occupancy dwellings, and support with your HMO licensing obligations. See HMO Fire Risk Assessment London.
Healthcare and Care Facilities — assessments that account for residents and patients with reduced mobility, including evacuation planning for vulnerable occupants and medical equipment.
Hotels and Hospitality Venues — sleeping accommodation, commercial kitchens and night-time evacuation procedures for guest-occupied buildings.
Schools and Educational Facilities — assembly point planning, science lab hazards and staff training needs specific to buildings with children and young people on site.
Places of Worship and Community Centres — variable occupancy, heritage-building considerations and event-specific fire safety planning for community spaces.
For buildings that also need asbestos management alongside fire compliance, see our Fire Risk Assessment and Asbestos Survey London combined service.
Types of Fire Risk Assessment We Carry Out
Not every building needs the same depth of inspection. We carry out all four recognised types of residential fire risk assessment, and we’ll advise you on the right level for your building rather than defaulting to the most expensive option.
Type 1 — Non-Destructive, Common Parts: A non-destructive inspection of the shared areas of a building — stairwells, corridors, electrical cupboards, service risers — plus a check of a sample of flat entrance doors, since these matter to the protection of the common parts. This is the standard level for most purpose-built blocks of flats, and the most common format for a fire risk assessment report for flats.
Type 2 — Destructive, Common Parts: The same scope as Type 1, but with a degree of destructive inspection — opening up sections of the common parts, usually with a contractor present — to check the level of compartmentation. We’d only recommend this where there’s reason to suspect a structural deficiency that Type 1 alone couldn’t confirm.
Type 3 — Non-Destructive, Common Parts and Sample of Flats: Everything in a Type 1 assessment, plus a non-destructive inspection of a sample of individual flats to check the internal means of escape and the adequacy of fire detection inside them.
Type 4 — Destructive, Common Parts and Sample of Flats: The most comprehensive assessment available, combining the destructive inspection of Type 2 with the flat-level inspection of Type 3. This level is typically only appropriate where a new landlord takes over a building with an unknown fire safety history.
Which Type Does My Building Need?
Most purpose-built blocks with no known structural concerns need a Type 1 assessment. If you’re unsure, tell us your building’s age, construction and history when you enquire, and we’ll recommend the right level before you’re quoted.
Which Standard Applies to Your Building?
PAS 79-1:2020 for Non-Domestic Premises: Offices, shops, warehouses and other non-domestic buildings are assessed against PAS 79-1:2020, the BSI Publicly Available Specification for fire risk assessment methodology in premises other than housing.
BS 9792:2025 for Housing: Residential buildings — blocks of flats, HMOs, sheltered housing — are assessed against BS 9792:2025, which replaced the earlier PAS 79-2:2020 for housing premises. We reference the current standard on every housing report we produce.
Experience Across London Property Types: Because Liviosiv already works across NICEIC and NAPIT-accredited electrical inspections, our assessors bring a genuine understanding of one of the most common fire hazards in older London buildings — faulty or overloaded electrical installations — into every fire risk assessment we carry out.
Our Accreditations Explained
Accreditation logos are everywhere in this industry, but they don’t all mean the same thing. Here’s what ours actually verify.
What NICEIC Accreditation Means: NICEIC certification confirms our electrical work is independently assessed against UK wiring standards — directly relevant to fire risk, since faulty electrics remain one of the most common causes of fire in residential and commercial buildings.
What NAPIT Accreditation Means: NAPIT registration is a further independent check on our electrical competence, giving you a second point of verification alongside NICEIC.
Our Fire Risk Assessment Process
Site Visit and Inspection
Book a suitable time
On-Site Survey
A qualified assessor inspects the property and common areas.
Risk Evaluation
Findings are evaluated against current fire safety guidance.
Written FRA Report
You receive a clear, digital Fire Risk Assessment report.
Ongoing Support
Review reminders and follow-up guidance available.
What Happens After Your Assessment
Understanding Your Action Plan: Every report ends with a prioritised action plan — what needs addressing, how urgently, and why. We talk you through it so nothing gets lost in translation.
Remediation and Fire Safety Improvements: If your assessment identifies issues — a fire door that doesn’t self-close, a gap in compartmentation, inadequate signage — we can the remedial work needed to bring your building up to standard.
When a Full FRA Rework Is Needed: A full rework, rather than a routine review, is generally needed when the building’s structure or use has materially changed, or when the existing assessment is significantly out of date for a higher-risk property.
Fire Risk Assessment for External Walls and Cladding
When an EWS1/FRAEW Is Required
Following Grenfell, buildings with certain external wall systems may need a dedicated External Wall Fire Review (EWS1) or Fire Risk Assessment of External Walls (FRAEW), carried out by a suitably qualified fire engineer.
The Building Safety Act 2022 and Your Responsibilities
For higher-risk residential buildings, the Building Safety Act 2022 introduced additional duties, including the “Golden Thread” of building safety information. Our assessments are structured to support these requirements where they apply.
Your Legal Responsibilities as the Responsible Person
Fire safety regulations place the recording duty squarely on you as the responsible person, not on your assessor.
Recording and Documentation Duties: Since 1 October 2023, you must record all findings of your fire risk assessment in writing, document your fire safety arrangements, and record the name and organisation of whoever carried out the assessment, alongside a UK-based address for enforcement purposes. Full guidance: gov.uk fire safety in the workplace.
Penalties for Non-Compliance: Failing to meet your duties can mean fines of up to £40,000, and in the most serious cases, imprisonment. Insurers may also refuse claims where a valid assessment wasn’t in place at the time of a fire.
Geographical Breakdown of London’s Districts
East London
South London
West London
North London
Fire Risk Assessment Coverage Across London
Looking for a fire risk assessment near me in London? We carry out fire risk assessments across every borough.
North and North West London: Camden, Islington, Haringey, Enfield, Barnet, Harrow, Brent, Hackney.
South, South West and South East London: Lambeth, Southwark, Lewisham, Croydon, Bromley, Wandsworth, Merton, Greenwich, Bexley.
Central, East and West London: Westminster, City of London, Kensington and Chelsea, Tower Hamlets, Newham, Hammersmith and Fulham, Ealing, Hounslow. For our dedicated Central London coverage, see Fire Risk Assessment Central London.
How Often Should a Fire Risk Assessment Be Reviewed?
Annual Reviews
Annual reviews are considered best practice for most buildings.
After Changes
Reviews are required following alterations, refurbishments, or changes in building use.
After Incidents
Assessments should be reviewed following fires, near misses, or significant occupancy changes.
Get Your Fire Risk Assessment Quote
Ready to book, or still working out which assessment type you need? Get in touch and we’ll talk you through it — no obligation, no hidden costs.
How Often Should Your Fire Risk Assessment Be Reviewed?
Review Frequency by Property Type
| Building Type | Recommended Review |
| Offices & commercial premises | Annually, full reassessment every 3 years |
| Blocks of flats & HMOs | Annually |
| Care homes | Annually (higher-risk premises) |
| Schools & educational buildings | Annually |
| Hotels & hospitality | Annually |
| Places of worship | Every 1–3 years depending on use |
When You Need an Earlier Review
Beyond the standard schedule, you should arrange a review sooner if the building layout or use changes, occupancy numbers change significantly, a fire or near-miss occurs, or new equipment or processes introduce fresh hazards.Why Choose Liviosiv
- NICEIC and NAPIT-accredited — independently verified, not just self-declared
- Transparent, fixed pricing agreed before you book
- Assessors who understand the electrical fire risks specific to London’s older building stock
- Clear, prioritised reports you can actually act on
- Support beyond the report — understanding and implementing your action plan
Frequently Asked Questions (FAQ)
What is a fire risk assessment?
A fire risk assessment is a structured evaluation of a building that identifies fire hazards, the people who might be at risk, and the measures needed to reduce that risk, carried out under the Regulatory Reform (Fire Safety) Order 2005.
How much does a fire risk assessment cost in London?
Pricing depends on your property’s size, type and complexity. See our pricing table above for a general guide, or contact us for a fixed quote.
How often does a fire risk assessment need to be renewed?
Most premises should review their assessment annually, though higher-risk buildings like care homes may need more frequent review. See our review-frequency table above.
What is the difference between PAS 79 and BS 9792?
PAS 79-1:2020 applies to non-domestic premises such as offices and shops. BS 9792:2025 applies to housing, including blocks of flats and HMOs.
Do landlords need a fire risk assessment?
Yes. Landlords are responsible for the communal areas of any building let to tenants, and for HMOs specifically, a landlord fire risk assessment is often a licensing requirement. See our HMO Fire Risk Assessment London page.
What happens if I don't have a fire risk assessment?
You risk enforcement action, unlimited fines, and in serious cases imprisonment, alongside potential insurance invalidation.
Do you carry out fire risk assessments near me?
Yes — we cover every London borough, from Central London to the outer boroughs. See our coverage section above for the full list.
How quickly will I receive my Fire Risk Assessment report?
Most Fire Risk Assessment reports come out within 24 to 48 hours of the site visit. The time it takes depends on how big and complicated the building is.
Does a Fire Risk Assessment cover fire doors?
Yes. As part of the assessment, the condition of the fire doors, their self-closing devices, gaps, and overall compliance are all looked at.
Can a Fire Risk Assessment help with insurance and inspections?
Yes. A clear, up-to-date Fire Risk Assessment is proof that you are following the rules for insurers, fire authorities, and property audits.
Accrediations
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